| Informative Notes: | | 1
)The application site comprises of an end of terrace dwelling in Dunstable. The application seeks planning permission for the erection of a loft conversion with a rear dormer and front facing rooflights.
The proposed rear dormer would be sited on the rear roofslope of the dwellinghouse and would not be readily visible to the immediate streetscene of Montgomery Grove. In accordance with Chapter 11 of the Central Bedfordshire Design Guide, the proposed rear dormer would be kept well below the ridge line and away from the edge of the roof. The proposal would be constructed of materials to match the existing dwellinghouse and would be centred on the windows below. On balance, it is considered that the proposal would not have an unacceptable impact on the character and appearance of the area. Similarly, due to their small scale, the proposed front rooflights would not have a material impact on the character and appearance of the streetscene.
The application site shares a boundary with No.14 Montgomery Grove to the west. The proposal would include two windows; one would serve and ensuite and the other a bedroom. In the interests of the amenity of current and future occupiers, it has been conditioned that the bathroom window be fitted with obscure glazing. The proposed bedroom window could provide potential views into the private garden of No.14. However, it is not considered that the introduction of an additional bedroom window to the rear of the dwellinghouse would exacerbate the existing relationship between No.14 and No.15 in terms of overlooking and a loss of privacy. Moreover, the proposal would not cause harm by way of loss of light or overbearing impact.
No.6 and No.8 Fossett Grove are sited north to the rear of the application site. A distance of approximately 10.66 metres is achieved from the rear elevation of 15 Montgomery Grove to the southern side boundary of No.6/No.8 Fossett Grove. Since these properties do not share a back-to-back relationship but rather a back-to-side, it is not considered that the proposal would cause unacceptable harm to this neighbouring property by way of overlooking or a loss of privacy.
All other neighbouring properties are sufficiently removed from the proposal and would not be adversely impacted.
The application site would increase from a two to three-bedroom property. In accordance with the Parking Standards for New Developments SPD, a two and three-bedroom property both require two off-street parking spaces. Since the parking requirements have not increased, the proposal will not be required to demonstrate further off-street parking. On the basis of the scale and nature of the development, adequate parking has been retained.
Dunstable Town Council raise no objection to the application. No comments have been received by Natural England.
The application was subject to public consultation and no representations were received.
In conclusion, it is considered that the proposal will be in accordance with Section 12 of the NPPF, Policies HQ1, T2 and T3 of the Central Bedfordshire Local Plan, the Parking
Standards for New Developments SPD and Chapter 11 of the Central Bedfordshire Design Guide.The application site comprises of an end of terrace dwelling in Dunstable. The application seeks planning permission for the erection of a loft conversion with a rear dormer and front facing rooflights.
The proposed rear dormer would be sited on the rear roofslope of the dwellinghouse and would not be readily visible to the immediate streetscene of Montgomery Grove. In accordance with Chapter 11 of the Central Bedfordshire Design Guide, the proposed rear dormer would be kept well below the ridge line and away from the edge of the roof. The proposal would be constructed of materials to match the existing dwellinghouse and would be centred on the windows below. On balance, it is considered that the proposal would not have an unacceptable impact on the character and appearance of the area. Similarly, due to their small scale, the proposed front rooflights would not have a material impact on the character and appearance of the streetscene.
The application site shares a boundary with No.14 Montgomery Grove to the west. The proposal would include two windows; one would serve and ensuite and the other a bedroom. In the interests of the amenity of current and future occupiers, it has been conditioned that the bathroom window be fitted with obscure glazing. The proposed bedroom window could provide potential views into the private garden of No.14. However, it is not considered that the introduction of an additional bedroom window to the rear of the dwellinghouse would exacerbate the existing relationship between No.14 and No.15 in terms of overlooking and a loss of privacy. Moreover, the proposal would not cause harm by way of loss of light or overbearing impact.
No.6 and No.8 Fossett Grove are sited north to the rear of the application site. A distance of approximately 10.66 metres is achieved from the rear elevation of 15 Montgomery Grove to the southern side boundary of No.6/No.8 Fossett Grove. Since these properties do not share a back-to-back relationship but rather a back-to-side, it is not considered that the proposal would cause unacceptable harm to this neighbouring property by way of overlooking or a loss of privacy.
All other neighbouring properties are sufficiently removed from the proposal and would not be adversely impacted.
The application site would increase from a two to three-bedroom property. In accordance with the Parking Standards for New Developments SPD, a two and three-bedroom property both require two off-street parking spaces. Since the parking requirements have not increased, the proposal will not be required to demonstrate further off-street parking. On the basis of the scale and nature of the development, adequate parking has been retained.
Dunstable Town Council raise no objection to the application. No comments have been received by Natural England.
The application was subject to public consultation and no representations were received.
In conclusion, it is considered that the proposal will be in accordance with Section 12 of the NPPF, Policies HQ1, T2 and T3 of the Central Bedfordshire Local Plan, the Parking
Standards for New Developments SPD and Chapter 11 of the Central Bedfordshire Design Guide. |
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)The site is located within the Chilterns Beechwoods Special Area of Conservation (SAC). Natural England have not provided any comments on this application, however, as no additional independent overnight accommodation is proposed, the proposal is not considered to have a detrimental impact upon the SAC.The site is located within the Chilterns Beechwoods Special Area of Conservation (SAC). Natural England have not provided any comments on this application, however, as no additional independent overnight accommodation is proposed, the proposal is not considered to have a detrimental impact upon the SAC. |
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)Based on information submitted there are no known issues raised in the context of Human Rights / The Equalities Act 2010 and as such there would be no relevant implications.Based on information submitted there are no known issues raised in the context of Human Rights / The Equalities Act 2010 and as such there would be no relevant implications. |
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)GDP Policy Informative Central Beds Local Plan
In accordance with Article 35 (1) of the Town and Country Planning (Development Management Procedure) (England) Order 2015, the reason for any condition above relates to the Policies as referred to in the Central Bedfordshire Local Plan and the National Planning Policy Framework (NPPF).GDP Policy Informative Central Beds Local Plan
In accordance with Article 35 (1) of the Town and Country Planning (Development Management Procedure) (England) Order 2015, the reason for any condition above relates to the Policies as referred to in the Central Bedfordshire Local Plan and the National Planning Policy Framework (NPPF). |
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)This permission relates only to that required under the Town & Country Planning Acts and does not include any consent or approval under any other enactment or under the Building Regulations. Any other consent or approval which is necessary must be obtained from the appropriate authority.This permission relates only to that required under the Town & Country Planning Acts and does not include any consent or approval under any other enactment or under the Building Regulations. Any other consent or approval which is necessary must be obtained from the appropriate authority. |
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)Will a new extension affect your Council Tax Charge?
The rate of Council Tax you pay depends on which valuation band your home is placed in. This is determined by the market value of your home as at 1 April 1991.
Your property's Council Tax band may change if the property is extended. The Council Tax band will only change when a relevant transaction takes place. For example, if you sell your property after extending it, the new owner may have to pay a higher band of Council Tax.
If however you add an annexe to your property, the Valuation Office Agency may decide that the annexe should be banded separately for Council Tax. If this happens, you will have to start paying Council Tax for the annexe as soon as it is completed. If the annexe is occupied by a relative of the residents of the main dwelling, it may qualify for a Council Tax discount or exemption. Contact the Council for advice on 0300 300 8306.
The website link is:
https://www.centralbedfordshire.gov.uk/council-tax-bandsWill a new extension affect your Council Tax Charge?
The rate of Council Tax you pay depends on which valuation band your home is placed in. This is determined by the market value of your home as at 1 April 1991.
Your property's Council Tax band may change if the property is extended. The Council Tax band will only change when a relevant transaction takes place. For example, if you sell your property after extending it, the new owner may have to pay a higher band of Council Tax.
If however you add an annexe to your property, the Valuation Office Agency may decide that the annexe should be banded separately for Council Tax. If this happens, you will have to start paying Council Tax for the annexe as soon as it is completed. If the annexe is occupied by a relative of the residents of the main dwelling, it may qualify for a Council Tax discount or exemption. Contact the Council for advice on 0300 300 8306.
The website link is:
https://www.centralbedfordshire.gov.uk/council-tax-bands |
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